OUR REF : 2016-04/ Portion 47 of Farm 216/Authority/01a YOUR REF: 19/01/2017

PROPOSED DEVELOPMENT ON UITZICHT, PORTION 47 OF FARM 216, BRENTON, KNYSNA

1. BACKGROUND At a meeting between Mr Hennie Smit, Mrs. Monique Vercueil and Mr. André Vercueil on 27 January 2016 the following was discussed:

1.1 A contour plan and layouts of the the area between Belvidere and the Lake Brenton turnoff was tabled for perspective.

1.2 The existing accommodation was confirmed, consisting of: 1.2.1 A 2-bedroomed main dwelling 1.2.2 A 1-bedroomed cottage (approved second dwelling) 1.2.3 A carport 1.2.4 A horse stable / greenhouse 1.2.5 A generator room

1.3 The plans were tabled for discussion purposes. 1.4 It was confirmed that the plans were updated in 2015 and „as-built‟ plans were approved by Knysna Municipality. 1.5 It was confirmed that the owner at the time Mrs. G. de Graaf died in June 2015 and that the property is being

transferred into the name of D de Graaf. 1.6 It was confirmed that Mr. D de Graaf has given power of attorney to his only daughter M.M.P. Vercueil to manage

his affairs. 1.7 It was confirmed that the property has been in the family for more than 35 years and that it is envisaged that Mr.

and Mrs. Vercueil would be interested in selling their house at 26 Newton Street Knysna to build a new house on the said property at Uitzicht.

1.8 It was confirmed that we would ideally like to build 2 more cottages / cabins, in addition to the new house on the property, one for each of the two sons and to rent out in season.

1.9 It was confirmed that the current zoning of the property is Agricultural Zone I in a Nature Area and that in terms of the current Land Use Planning Ordinance (Section 8 Scheme Regulations) - Agriculture Zone 1 allows a consent use for additional dwelling units, farm store, farm stalls, riding school, nursery, service trade and tourist facility.

1.10 It was confirmed that in terms of the Ordinance we can build additional dwelling units with the consent of Council, units smaller than the primary unit, with a maximum density of 1 unit / 10Ha.

1.11 It was also confirmed that in terms of the Ordinance, that „Holiday Housing‟ with informal clusters, camping sites and mobile homes may fit into this category.

1.12 It was also confirmed that in terms of the Ordinance the term „Nature Reserve‟ (see the definitions), could include a game park or reserve, inclusive of accommodation facilities for tourists or holidaymakers.

Mr Hennie Smit responded as follows: a) Our proposal seems to be in line with the Ordinance, except that a maximum number of 3 units (without an

application for departure) will be considered on 27 Ha. b) He pointed out that we should compare the proposal to the Provincial Spatial Development Framework (SDF) for

compatibility. c) He confirmed that there is a country-wide tendency to combine farming activities on agricultural land with tourism

facilities – to augment income to a struggling sector. d) He confirmed that in terms of the current process of drawing up a new local IDP and local SDF - it looks like our

proposal is compatible and not against the grain. e) However the new IDP and SDF for Knysna are still in development, and we should concentrate on the conditions of

the 2008 SDF for Knysna, which will be applicable. f) The tourism industry and associated tourist accommodation facilities in Knysna used to have a By-Law governing

the regulations, but this has been ruled unconstitutional. The new SDF and IDP will include all the definitions and regulations for tourism facilities.

g) We have to check with the Local Environmental Management Department (EMD) to see what the status of the “Nature Area” is, and if it is managed by Provincial or National Government. If it is Municipal Joclyn Fearon of Knysna Municipality or if it is Provincial it will be Danie Swanepoel in Knysna, and if it is National, it will be Danie Smit in Pretoria. It would be best to speak to Joclyn first to get clarity.

h) We also need to establish if the proposal requires an Environmental Impact Assessment (EIA) – the EMD will advise.

i) Mr Smit recommended that we send him a concept proposal and an associated motivation, after which he will prepare a SDF compatibility report to us – this will assist in the process ahead.

j) Mr. Smit wanted to know when we are planning to get started with the proposal, to which we responded that we would like to get the proposal approved and implemented within the next 2 years.

k) Mr Smit confirmed that we would need to motivate more than 3 units on this property, as this is a very sensitive area in Knysna.

l) After an inquiry Mr. Smit confirmed that we would need to motivate the re-apportionment of the hierarchy of units on the property (by making the new house the primary unit and the other two houses secondary), for consideration by Council and that he did not personally have a problem with that concept.

2. IN THE MEAN TIME

2.1 Shortly after the property was transferred to Mr. D. de Graaf, he passed away at the age of 87. 2.2 In terms of the last will and testament of Mr. De Graaf, the property will be transferred to the De Graaf

Testamentary Trust to be formed. Mrs. Monique Vercueil, Roscoe Vercueil and Dewald Vercueil will be the trustees, while Andre Vercueil will be the external trustee.

2.3 Millers Attorneys has been appointed as the executers together with Mr. Monique Vercueil. 2.4 The property is currently managed by the Vercueil‟s and there are tenants in the main dwelling as well as in the

existing second dwelling. 2.5 We have had meetings with Knysna Municipality Environmental officer Joclyn Fearon, as well as the Knysna Fire

Department and the South Cape District Fire Protection Services, in view of the future environmental and fire management of the property, as well as a meeting with the Municipal Town Planner Randal Solomon.

2.6 We have subsequently also started our planning process for the proposed development of the property. 2.7 Joclyn Fearon confirmed that she will find out about the status of the „Nature Area‟, as well as under who‟s

jurisdiction the property falls, as suggested by Mr Hennie Smit. 2.8 Joclyn Fearon confirmed that Maretha from SanParks is keen to include this property in their alien removal

program. 2.9 We have signed a contract with SanParks for the alien removaland we should have a programme in place shortly. 2.10 W are also in communication with SanParks and the SCFPS regarding the Eco Burn scheduled for 6 March 2017

on the property. 2.11 We have made contact with the Municipal Engineers Department regarding a Municipal water connection. 2.12 We have also made contact with the Municipal Electrical Engineers Department regarding the possible upgrade of

the Municipal transformer. 2.13 We have also consulted with specialists in green energy harvesting and storage.

3. THE PROPOSAL GIS MAP

ArcMap

Phase 1

3.1 The proposal is for Phase 1 to retain the existing Zoning as Agricultural Zoning 1, which in terms of Section 8 of the

Scheme Regulations allows for: 3.1.1 Primary use: Agriculture. 3.1.2 Consent uses: Additional dwelling units Farm Stall Farm Store Intensive Feed Farming Riding School Nursery Service Trade Tourist Facilities 3.1.3 Land Use Restrictions: Street Building Line: at least 30m Side Building Line: at least 30m 3.1.4 The provisions contained in a relevant guide plan that is in force in terms of Section 6A of the Physical

Planning Act, 1967 (Act 88 of 1967), shall mutatis mutandis apply as additional land use restrictions in this zone.

3.1.5 No farm store, farm stall, nursery, service trade or tourist facilities shall be approved in this zone within 5 km of the border of Bophuthatswana, Transkei or Ciskei without consent of the government of such state.

3.2 That an application for consent use / departure, be prepared and submitted to Knysna Municipality, according to this proposal for consideration, i.e. 3.2.1 A third dwelling (See the motivation below), 3.2.2 A Farm Stall 3.2.3 A Farm Store 3.2.4 Two additional Deck Cabins.

3.3 That a new main dwelling of approximately 230m2 be erected within the building lines, according to the concept plans attached, under the current zoning.

3.4 That a departure application be submitted and approved for retaining the existing 2 bedroomed main dwelling as a second dwelling (manager‟s house), consisting of 212m2 and garage. (Please see the motivation), under the current zoning.

3.5 That the existing second dwelling of 71.91m2 and a carport be approved as a laborers cottage, under the current zoning.

3.6 That an application for a farm stall of approximately 45m2 be submitted and approved under the current zoning. 3.7 That an application for the enclosure of part of the existing carport be submitted and approved as a farm store, to

accommodate the existing bee farming activities, under the current zoning. Phase 2

3.8 That a re-zoning application to „Special Zone‟ be considered for the property, should a departure application not be

sufficient for this proposal. 3.9 That an application for an additional 4 self catering deck cabins (therefore 6 in total) of approximately 45m2 (each

with a covered braai / carport) to be submitted under the existing zoning (with an appropriate application for departure), or under a proposed re-zoning to „Special Zone‟. (Please see the attached Plans)

3.10 In terms of the Section 8 Scheme Regulations, the following applies to a „Special Zoning‟: 3.10.1 Primary Usage: Special Usage 3.10.2 Consent Usage: Conservation Usage 3.10.3 If special factors justify the creation of a new zone on the zoning map for a site or sites without justifying

the creation of a new zone in the scheme regulations, such site shall be zoned as a special zone on the zoning map. Every such portion of land, which has been zoned as such and in respect of which has been zone as such shall be given a separate number on the zoning map. A special zone may consist of different portions of land, provided the land use restrictions are the same. Each special zone in respect of which the land use restrictions differ from those of other special zones shall be given a separate number

(from 1 onwards), and each number with the accompanying land use restrictions shall be described as a separate special zone in an annexure to these scheme regulations.

3.11 We believe that a „Special Zoning‟ may be appropriate for a currently ambigious zoning of „Agriculture Zone 1‟ in a nature area, as agriculture cannot be viably pursued in a nature area.

4. MOTIVATION Phase 1 4.1 NEW MAIN DWELLING. (Please see the plans attached)

4.1.1 The original main dwelling has been built approximately 50 years ago while more recently it was added to, creating an extra bedroom, bathroom and garage.

4.1.2 The existing house recently experienced some serious structural damage due to the undermining of the existing foundations by the Cape Dune Mole, possible because of the existing drought conditions.

4.1.3 The repairs to the existing house to extend its life now for another 50 years will cost approximately R650,000.00, which is deemed to be an unviable option.

4.1.4 The proposal is therefore to do minor emergency repairs to the existing house to extend its life for another approximate 10 years, after which it may only be suitable for a farm store.

4.1.5 The proposal is furthermore to now build a new main dwelling, to accommodate the needs of the owners, for the generations to come.

4.1.6 The new main dwelling will be approximately 130m2, including a double garage, with approximately 50m2 at a first floor level.

4.1.7 The house is designed to have a small carbon footprint, with excessive use of solar and wind energy for electricity and hot water demands and 32,500 litres of rain water storage capacity, which will place almost no demand on the Municipal service network.

4.1.8 The house is designed on the 240m contour line, which is almost 10m below the ridge line and also well below the sky line as viewed from Knysna town.

4.1.9 The design is on a floating platform which will nestle into the existing vegetation with little disturbance to the existing landscape.

4.1.10 The new house will be built on a disturbance area of less than 300m2, so an Environmental Impact Assessment (EIA) should not be required.

4.1.11 The colour scheme will be in grays to blend into the landscape. 4.1.12 Due to the above motivation, an application will therefore be submitted for the building of the proposed new

house with the departure of the limitation on the maximum size of the second dwelling.

4.2 EXISTING MAIN DWELLING AS MANAGERS HOUSE (Please see the plans attached)

4.2.1 In view of the motivation above (Item 4.1) for the building of a new house to replace the existing main

building, an application for departure of the limitation on the maximum size of the second dwelling will be submitted to Knysna Municipality for consideration.

4.2.2 Due to the structural damage caused by the Cape Dune Mole, it will be unviable to restore the existing main building to service the needs of the owners for the next generation.

4.2.3 The proposal is therefore to do minor emergency repairs to the existing house to extend its life for another approximate 10 years, after which it may only be suitable for a farm store.

4.3 EXISTING SECOND DWELLING AS LABOURERS COTTAGE (Please see the plans attached) 4.3.1 The existing second dwelling of 71.91m2 plus a carport, is proposed to become a labourers cottage.

4.4 FARM STALL (Please see the plans attached)

4.4.1 The proposal is to erect a new farm stall to service an outlet of the produce of the bee farming activities, with

a very small tea garden and office for the farm manager. 4.4.2 The design of the farm stall will match the design of the cabins. 4.4.3 The farm stall is designed in the same concept as the new main house and the cabins to have a small

carbon footprint, with excessive use of solar and wind energy for electricity and hot water demands and 15,000 litres of rain water storage capacity, which will place almost no demand on the Municipal service network.

4.4.4 The farm stall is designed on the 225m contour line. 4.4.5 The design is on a floating platform with views across the sea towards Buffalo Bay and down to the Knysna

Lagoon, nesting into the existing vegetation with little disturbance to the existing landscape. 4.4.6 The proposal is to place the farm stall just to the East of the Municipal Power Line Reserve, with 11 parking

bays within the Power Line Reserve which is an existing disturbed area. 4.4.7 The colour scheme will be in grays to blend into the landscape.

4.5 FARM STORE (Still to be designed, but fitting into the existing footprint of the carport)

4.5.1 The proposal is to enclose part of the existing carport into a farm store, to accommodate the existing bee- keeping activities, including: 4.5.1.1 Hive maintenance 4.5.1.2 Hive and spare parts storage 4.5.1.3 Change rooms 4.5.1.4 Uncapping 4.5.1.5 Spinning 4.5.1.6 Bottling 4.5.1.7 Labeling

4.5.1.8 Packaging 4.5.1.9 Workshop area

4.5.2 The design of the farm store will compliment the design of all the other new facilities.

4.6 TWO TOURISM DECK CABINS / HOLIDAY ACCOMMODATION – Departure Application applicable for consent use of two additional Deck Cabins. (Please see the plans attached)

Phase 1 (For further Consent Use)

4.6.1 As quite rightly pointed out by Mr. Hennie Smit, there is a country-wide tendency to combine farming

activities on agricultural land with tourism facilities – to augment income to a struggling sector. 4.6.2 The fact that the property is also situated in a nature area makes conventional agricultural farming even

more challenging. 4.6.3 One of the greatest assets of the property is the pristine fynbos of the Western Heads, as well as the

outstanding views across the lagoon. 4.6.4 The proposal is to embrace the natural assets of the property and to share it with the tourism industry, by

providing eco friendly cabin accommodation (with a low carbon footprint) for the tourism industry. 4.6.5 The owners also plan to create walking and mountain biking trails on the property, to expose tourists to

healthy outdoor living, the enjoyment of pristine fynbos and the beautiful views of the Knysna lagoon. 4.6.6 Consideration will also be given to the presentation of tours and workshops in beekeeping on the property.

The importance of the well being of bees in the survival of man on this planet has become vitally important to all of us. Beekeeping has been one of the farming activities on this property for the past 30 years and it is only natural to pursue this activity as part of what the property has on offer.

4.6.7 The cabins are designed in the same concept as the new main house to have a small carbon footprint, with excessive use of solar and wind energy for electricity and hot water demands and 15,000 litres of rainwater storage capacity, which will place almost no demand on the Municipal service network.

4.6.8 The cabins are designed on the 220m contour line (in the existing fire break), which is almost 30m below the ridge line and also well below the skyline as viewed from Knysna town.

4.6.9 The design is on a floating platform with the 45m2 deck cabins spaces approximately 30m apart for the necessary privacy and nestled into the existing vegetation with little disturbance to the existing landscape.

4.6.10 The proposal is to develop the deck cabins in the already disturbed corridor of the fire break on this contour, so an Environmental Impact Assessment (EIA) should not be required.

4.6.11 The colour scheme will be in grays to blend into the landscape.

4.7 TOURISM FACILITIES – CABINS / HOLIDAY ACCOMMODATION – Departure Application applicable for consent use of four additional cabins, therefore 6 in total. (Please see the plans attached)

Phase 2 (For further Consent Use OR re-zoning to Special Zoning) 4.7.1 Once again the cabins are designed in the same concept as the new main house to have a small carbon

footprint, with excessive use of solar and wind energy for electricity and hot water demands and 15,000 litres of rainwater storage capacity, which will place almost no demand on the Municipal service network.

4.7.2 The cabins are designed on the 220m contour line (in the existing fire break), which is almost 30m below the ridge line and also well below the skyline as viewed from Knysna town.

4.7.3 The design is on a floating platform with the deck cabins spaces approximately 30m apart for the necessary privacy and nestled into the existing vegetation with little disturbance to the existing landscape.

4.7.4 The proposal is to develop the deck cabins in the already disturbed corridor of the fire break, so an Environmental Impact Assessment (EIA) should not be required.

4.7.5 The colour scheme will be in grays to blend into the landscape.

4.8 EXISTING SERVICES 4.8.2 EXISTING WATER SUPPLY

The whole of the property has been dependant on rain water catchment and storage since Mrs de Graaf purchased the property in 1975. The status quo applies currently.

4.8.3 EXISTING SEWERAGE 4.8.3.1 The current main house and cottage shares a septic tank and a French drain. 4.8.3.2 The carport has its own septic tank and French drain.

4.8.4 EXISTING ELECTRICAL SUPPLY

4.8.4.1 The property is serviced by a 1,1KVA Municipal transformer with a combined 60amp circuit breaker, supplying electricity to the existing main house, the existing second dwelling and the radio masts.

4.8.4.2 There is no electrical connection for the carport or the horse stable / green house.

4.9 PROPOSED ADDITIONAL SERVICES 4.9.3 WATER

All the proposed additional buildings will be dependent on rain water collection and storage from the existing and the proposed roof structures. Statistical information on rainfall patterns in Knysna has been used in determining that there may be a short fall of 300m2 of roof area in the dry season. We have therefore started our investigations into the availability of a Municipal water connection to the property in December 2016. The Municipal supply will only augment the shortfall if and when required. Please see the correspondence from Knysna Municipality.

4.9.4 SEWERAGE The proposal is to create a household septic tank and French drain for each additional building. The soil on the property is extremely suitable for septic tanks and French drains as, as it consists of dune sand.

4.9.5 ELECTRICITY 4.9.5.1 The existing Municipal transformer is not sufficient to supply the additional buildings with a

suitable power supply. 4.9.5.2 We are in communication with Kestrel in Port Elizabeth in view of erecting a combined solar

system for water heating and PV electricity as well as a wind turbine to continue charging battery banks at night. We have already determined the size of alternative energy resources required for the development.

4.9.5.3 In view of evaluating the payback period for the alternative energy systems, we would like to compare this to the availability of a larger transformer from Knysna Municipality for the current proposal.

5 LOCALITY MAP

6 ZONING MAP

6.8 From the plan it is clear that the properties along the Brenton Road between the White Bridge and Brenton, with an

existing Agricultural Zoning already includes a lot of uses complimenting the main zonings with appropriate consent uses - and we hereby list some of them:

6.8.3 Pembreys - Restaurant 6.8.4 Loch View – 3 Dwellings 6.8.5 Villa Castollini - Guest House with 12 rooms, Chapel, Function Venue, etc. 6.8.6 Bay View Guest Apartments – 4 self catering units 6.8.7 Brenton Hill Care Home – For 16 patients (Formally Brenton Hill Guest House and „The Lost Plot‟) 6.8.8 Ocean View Estate 6.8.9 Indlovana Coastal Hide Away – 4 Luxury Self Catering Tented Accommodation units.

Prepared and minuted By: ANDRÉ VERCUEIL (B.Build, B.Arch, Pr.Arch, M SACAP, M APHP) TEL: 044-3825853 ANDRÉ VERCUEIL CONSULTING ARCHITECTS CC E-Mail: andre@architectsetc.com Website: http://www.architectsetc.com Facebook: http://www.facebook.com/Andre.Vercueil.Architects cc. Monique Vercueil Roscoe Vercueil Dewald Vercueil